Metes and Bounds
Metes and bounds is a legal description system that defines a parcel by its boundary lines, using reference points, compass directions (angles), and distances. The description begins at a point of beginning, follows each boundary around the perimeter, and returns to that same point to enclose the property. It is common for irregular parcels and rural land.
Legal descriptions belong to the Land Use and Legal Descriptions section of the national exam. Metes and bounds questions ask you to recognize the system from its parts, or from the presence of a point of beginning that the description returns to.
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Boundaries drawn by measurement
Metes and bounds is the oldest and most flexible way to describe land. Instead of pointing to a grid, it walks the edge of the parcel. Metes refers to the distance and direction of each line, and bounds refers to the physical features that mark where a line begins or ends. Together they trace a closed boundary around a specific piece of property.
Point of beginning
Every metes and bounds description is anchored by a point of beginning, usually called the POB. The description starts there, follows each boundary in turn, and ends by returning to the same point so the perimeter closes. That round trip is the signature of the system: if a description returns to where it started, you are almost certainly reading metes and bounds.
Reference points, angles, and distances
The essential elements are reference points, angles, and distances. A typical call reads as a direction and a length: north 60 degrees east, 200 feet, to an iron pin. The angle sets the bearing, the number sets the distance, and the monument gives the line a physical anchor on the ground. Monuments can be natural features like a river or a tree, or artificial markers like a stake or a surveyor's pin.
An example
Picture a rural five acre parcel. The description begins at an iron pin at the northeast corner of a county road intersection, then runs south 41 degrees east, 300 feet to a stone marker, then south 49 degrees west, 725 feet along a fence line, then north 41 degrees west, 300 feet to a large oak, and back to the point of beginning. Nothing about that description depends on a lot number or a section. It defines the land by walking its edge and naming the corners.
How metes and bounds compares to the other systems
Metes and bounds is often contrasted with the government rectangular survey, which uses base lines, principal meridians, townships, sections, and ranges, and with the lot and block system, which uses a recorded plat and lot numbers. Metes and bounds handles irregular parcels and land that predates any grid, which is why it is common in rural areas and in states with older boundaries. The grid systems are cleaner for large subdivisions, but metes and bounds can describe almost any shape.
How this appears on the exam
The questions rarely ask you to compute anything. They ask you to recognize the system. Compass directions plus measured distances plus a point of beginning equals metes and bounds. If a description mentions parallels, base lines, and meridians, or lot, section, and range, it is one of the surveying grids instead. Keep those fingerprints straight and the answer is immediate.
Memory trick
BOUND
When a description uses compass directions and measured calls, spot the system with B-O-U-N-D.
- B
Beginning at a point: every description starts at a point of beginning and returns to it, closing the boundary
- O
Origins and monuments: the starting point is fixed by a landmark such as an iron pin, a large tree, or a road
- U
Use of compass bearings: each call gives a direction, or angle, such as north 45 degrees east, to set the line
- N
Numbers for distance: each call gives a length, measured in feet and hundredths, rods, or chains
- D
Description that closes: the final course returns to the point of beginning so the area is enclosed
Screenshot this: BOUND is how you'll remember metes and bounds on exam day.
How the exam tricks you on this
The classic trap is swapping the elements of metes and bounds for those of the rectangular survey. Parallels, base lines, and meridians belong to the government rectangular survey, and lot numbers, sections, and ranges describe that same grid. Metes and bounds is built only from reference points, angles, and distances.
Two more patterns to watch:
- The point of beginning is the anchor. A metes and bounds description always starts and ends at the same point of beginning. If a scenario mentions returning to the POB, the description is metes and bounds.
- Words that signal the system. Terms like thence, along, and bearings such as north 45 degrees east are the fingerprints of a metes and bounds description, even when no numbers are shown.
Try real exam questions on metes and bounds
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The essential elements of the metes and bounds system are
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Related terms
Statute of Frauds
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Read definitionEasements
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Read definitionBundle of Rights
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Read definitionVariance vs. Special Exception
A variance is zoning relief granted because a hardship unique to the property makes strict compliance unreasonable, such as an oddly shaped lot. A special exception is a use the zoning ordinance already allows in the district when stated conditions are met and the public interest is served. The variance turns on hardship, the special exception on public interest.
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